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    Prime Commercial Development Opportunity Title is generated by Realmo AI

    2931-39 State Route 49, West Monroe, NY 13167

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    Claim this Listing
    For Sale
    $1,900,000

    13-acre commercial property near I-81, ideal for development.

    Type:Commercial/Industrial
    Property size:
    8,356 SF
    Lot size:
    13.00 Acres
    Price / SF:
    $227/SF
    Added:
    May 4, 2025
    Days on Market:
    393
    Last Refresh:
    May 29 at 12:13 am

    Property Features for 2931-39 State Route 49

    General Information

    Standard status
    Active
    Size
    8,356 SF
    Lot size
    13.00 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1903

    We can help!

    Listing Contact
    Candy Costa
    Candy Costa

    Listing agent Candy Costa License #10491209117

    Listing office Candy Costa Real Estate LLC

    Listing date May 4, 2025

    Source Exitrealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Candy Costa Real Estate LLC

    HighLights

    • Prime commercial location seconds from Interstate 81 (Central Square Exit).
    • 13 acres with 365 feet of commercially zoned frontage on Route 49.
    • Minutes from the upcoming Micron facility, promising rapid local growth.
    • Versatile property suitable for retail, hospitality, medical, and other commercial uses.
    • Existing infrastructure includes a 1,604 sqft single‑family home and five flex‑style buildings.
    • Natural gas infrastructure arriving soon, with public sewer development underway.

    Overview

    This 13-acre commercial property is located just seconds from the Central Square Exit in West Monroe and minutes from Oneida Lake. The site features 365 feet of commercially zoned frontage on Route 49, making it suitable for retail, hospitality, shopping plaza, grocery, medical facilities, and heavy equipment uses. The property's location provides access to Interstate 81. The site is near the upcoming Micron facility location. Natural gas infrastructure is arriving soon, and public sewer development is underway. The property includes a 1,604 sqft single-family home and five flex-style buildings: a 90 x 50 pole barn, a 30 x 40 pole barn, a 20 x 25 garage, a 12 x 30 shed, and a 12 x 16 additional storage building. The property was previously operated as a golf shop and driving range, offering adaptive reuse potential.

    Local Financial Insights For Healthcare Medical

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $210.6k $25.20
    − Vacancy −$22.1k −$2.65
    EGI $188.5k $22.55
    − OpEx −$75.4k −$9.02
    NOI $113.1k $13.53
    8,356 SF · lease $25.20/SF/yr · vacancy 10.50% · expense 40.00%

    Alternative Uses

    Best Use
    Healthcare Medical
    $1.62M
    $1.41M – $1.88M (±1% cap)
    NOI $113,077 @ 7.0% cap · market cap 5.95%
    Second Best
    Office B
    $1.26M
    $1.10M – $1.47M (±1% cap)
    NOI $87,989 @ 7.0% cap · market cap 4.63%
    Theoretical Best
    Office A
    $1.67M
    $1.46M – $1.94M (±1% cap)
    NOI $116,668 @ 7.0% cap · market cap 6.14%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    West Monroe
    County
    Oswego
    State
    New York
    Longitude
    -76.121352
    Latitude
    43.284997

    Nearby Similar for Sale

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      2931-39 State Route 49, West Monroe, NY 13167
      View Details
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    • $39,900

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    FAQs

    What type of property is this?
    Commercial land - 13-acre commercial property near I-81, ideal for development.
    Where is this commercial land located?
    The property is located at 2931-39 State Route 49 West Monroe, NY.
    What is the asking price?
    The asking price for this property is $1,900,000.
    What are key features of this property?
    This property features: Prime commercial location seconds from Interstate 81 (Central Square Exit).; 13 acres with **365 feet of commercially zoned frontage on Route 49.**; Minutes from the upcoming Micron facility, promising rapid local growth.
    (315) 447-0668
    We can help!
    Listing Contact
    Candy Costa
    Candy Costa
    Real Estate License ID: 10491209117
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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